| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 88th | Best |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4013 Menchaca Rd, Austin, TX, 78704, US |
| Region / Metro | Austin |
| Year of Construction | 1984 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4013 Menchaca Rd, Austin TX Multifamily Value-Add
Positioned in Austin's 78704 urban core, this 42-unit asset benefits from a deep renter base and high-cost ownership dynamics that support steady demand, according to WDSuite's CRE market data.
The property sits within an A+ rated Urban Core neighborhood (ranked 17 among 527 Austin metro neighborhoods), where daily needs are well covered and renter demand is reliable. Grocery, park, and pharmacy access land in the low 90s by national percentile, signaling convenient amenities that can support leasing and retention. Restaurant density tracks in the mid-70s nationally, while cafes are less concentrated nearby; overall amenity balance favors practical convenience over leisure niches.
Rents in the neighborhood trend above national norms (low-80s percentile), yet rent-to-income sits on the lower side nationally, indicating manageable affordability pressure that can aid renewals and limit turnover. Neighborhood occupancy is below the national median (around the low-40s percentile), so operators should emphasize renewal management and leasing execution to sustain performance versus peers.
Within a 3-mile radius, household counts have grown and are projected to expand further even as population is roughly flat, pointing to smaller household sizes and more single or two-person households entering the market. This supports a larger tenant base for apartments and helps stabilize occupancy. The neighborhood also shows a high share of renter-occupied housing units (upper-90s national percentile), indicating depth for multifamily demand and a broader pool for lease-ups.
Home values benchmark high for the region (around the 90th national percentile), and the value-to-income ratio is elevated, creating a high-cost ownership market. For investors, that environment tends to sustain reliance on rental housing, supporting pricing power where product quality and management execution are competitive.
Safety indicators trend below both metro and national medians. The neighborhood ranks 396 out of 527 Austin metro neighborhoods on composite crime measures, placing it below the metro median. Nationally, it falls in lower percentiles for both property and violent incidents, indicating comparatively higher reported crime than many neighborhoods nationwide.
Recent momentum is mixed but includes improvement in non-violent activity: estimated property offense rates declined year over year. Investors should underwrite for sensible security measures and ongoing resident communication, monitoring trendlines against nearby Austin submarkets rather than drawing block-level conclusions.
Nearby corporate offices provide a diverse employment base that supports renter demand and commute convenience. Notable names within a short drive include Whole Foods Market, Oracle, State Farm, and New York Life.
- Whole Foods Market — corporate offices (3.3 miles) — HQ
- Oracle Waterfront — corporate offices (3.9 miles)
- State Farm Insurance — corporate offices (5.8 miles)
- New York Life — corporate offices (8.4 miles)
- Coca-Cola — corporate offices (10.7 miles)
This 1984-vintage, 42-unit property in Austin’s 78704 positions as a viable value-add play in an A+ rated neighborhood with strong amenity access and a deep renter pool. Elevated home values and a high value-to-income landscape reinforce rental reliance, while rent-to-income levels suggest manageable affordability pressure that can support renewals. Neighborhood occupancy trends sit below the national median, so execution around leasing and retention remains a key lever.
Within a 3-mile radius, household growth alongside smaller household sizes points to more renters entering the market, supporting demand for well-managed units. According to commercial real estate analysis from WDSuite, the neighborhood’s renter-occupied share is high by national standards, which deepens the tenant base. Given 1980s construction, investors should plan for selective capital upgrades to enhance competitiveness and capture pricing relative to newer stock.
- A+ neighborhood with strong daily-needs amenities supporting leasing and retention
- High renter-occupied share and growing household counts expand the tenant base
- Elevated ownership costs in 78704 sustain reliance on rentals and pricing power
- 1984 vintage offers value-add potential via targeted renovations and systems upgrades
- Risk: neighborhood safety metrics and below-median occupancy require strong management and underwriting discipline